109 Woodside Ter · Hurricane, WV 25526

$169,500

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 75 Days on market

Built 1990 6,534 sqft lot Est $172k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.3/30.0
• ARV discount +8.2/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkable rancher in the Heart of Hurricane! Minutes from Main Street shops, restaurants and interstate. Located on cul-de-sac with fenced level backyard! 3 Bed, 1 bath with additional den that could be a 2nd bathroom. Hardwoods in kitchen and dining room. Spacious laundry room. Rear deck for entertaining. Must see!

Key facts

• Convenient access
• Rear deck
• 6,534 sq ft lot

Tags

• REAR DECK
• CONVENIENT ACCESS
• AWARD-WINNING SCHOOLS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Block construction; Vinyl siding
• Exterior features: Composition shingle roof; 0.15 acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $31 ($366/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.1% below list).
• Recommended offer: $140k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Hurricane — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hurricane Town Elementary (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 299 students, 0% FRL); Hurricane Middle (math 44% / reading 50%, grade D+, #6 of 109 statewide, top 6%, 849 students, 0% FRL); Hurricane High School (math 38% / reading 62%, grade D+, #6 of 110 statewide, top 5%, 1,256 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 121 active listings in the ZIP; solid renter incomes; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $139k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,455 (17.1% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $172,360
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Elite Hts	0.10mi	3/2.0	1,112 (0%)	4mo	$216,900	$195	88
167 Clayton Ave	0.19mi	3/1.5	1,084 (-2%)	12mo	$164,000	$151	74
2225 Chestnut St	0.21mi	3/2.0	1,200 (+8%)	11mo	$185,000	$154	64
301 Harbour Ln	0.24mi	2/2.0 (-1)	1,164 (+5%)	12mo	$180,000	$155	62
105 Millard Street St	0.24mi	3/1.0	1,032 (-7%)	22mo	$167,500	$162	58
314 Hurricane Ave	0.65mi	2/1.0 (-1)	1,100 (-1%)	15mo	$135,000	$123	51
2490 Montana Ave	0.72mi	3/2.0	1,215 (+9%)	3mo	$182,000	$150	45
330 Belvue Dr	0.55mi	3/2.0	1,210 (+9%)	15mo	$221,000	$183	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-25,558
• Equity at exit: $25,273

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-19,898
• Equity at exit: $14,655

Cash invested: $47,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25526

• Home prices YoY: -30.1%
• Active inventory: 121
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $31

Break-even live

Break-even rent $1,366

Max offer price $169,500

Occupancy floor 93%

Sensitivity live

Price	-10% $126	-5% $78	+0% $31	+5% $-17	+10% $-65
Rent	-10% $-80	-5% $-25	+0% $31	+5% $86	+10% $141
Rate	-1.0pp $116	-0.5pp $74	base $31	+0.5pp $-13	+1.0pp $-58

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-04-14
   price $169,500
3. 2026-03-04
   listed $175,900 Active
4. 2021-06-14
   soldstatus $139,000 320-char remark

   Show marketing remark (320 chars)

   Remarkable rancher in the Heart of Hurricane! Minutes from Main Street shops, restaurants and interstate. Located on cul-de-sac with fenced level backyard! 3 Bed, 1 bath with additional den that could be a 2nd bathroom. Hardwoods in kitchen and dining room. Spacious laundry room. Rear deck for entertaining. Must see!

5. 2021-01-13
   listed $139,000 320-char remark

   Show marketing remark (320 chars)

   Remarkable rancher in the Heart of Hurricane! Minutes from Main Street shops, restaurants and interstate. Located on cul-de-sac with fenced level backyard! 3 Bed, 1 bath with additional den that could be a 2nd bathroom. Hardwoods in kitchen and dining room. Spacious laundry room. Rear deck for entertaining. Must see!

6. 2007-02-06
   soldstatus $102,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,855
• − Mortgage interest: −$9,495
• − Property taxes: −$1,435
• − Insurance: −$848
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,931
• Taxable loss: −$2,550
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $978/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, WV
• County: Putnam County · 22,514 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 22,514
• Household income: $85,176
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 205.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.01%
• Current HPI: 157.7355
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+66.2% since first listed

6 events — show timeline

• 2026-05-18 Pending — KVBOR
• 2026-04-14 Price Changed $169,500 KVBOR
• 2026-03-04 Listed $175,900 KVBOR
• 2021-06-14 Sold (MLS) $139,000 KVBOR
• 2021-01-13 Listed $139,000 KVBOR
• 2007-02-06 Sold (Public Records) $102,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,435 · +17.6% YoY. Source: county tax records.